7 October 2025 · Planning Committee
Matthew James Ltd, Athol Garage Building, Balthane Road, Balthane, Ballasalla, Isle Of Man, IM9 2af
The proposal involves converting an underutilised internal showroom area within Athol Garage into a coffee shop with 28 seats and takeaway facilities, without external changes. The site is in Balthane Industrial Estate, zoned for employment uses, adjacent to residential properties.
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The Planning Committee overturned the officer's refusal recommendation, determining that although the site is in an industrial zone outside mixed-use areas, the proposal is modest in scale and not exp…
Strategic Policy 1
Requires well-located, accessible development contributing to economic growth. Committee found proposal enables reuse of underused space, aligning with efficient land use objectives.
Business Policy 1
Supports economic growth through business developments benefiting local employment. Seen as providing ancillary support to local economy in growing Ballasalla area.
General Policy 2
Requires no harm to amenity, character, or traffic. Officer found conflict on amenity/traffic grounds (g,h); Committee accepted mitigations via conditions satisfied criteria.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Retail/food uses in town centres. Officer highlighted conflict for non-ancillary use in industrial area; Committee deemed modest scale not materially conflicting.
Business Policy 5
Restricts non-industrial uses in industrial zones unless ancillary or specific retail exceptions. Officer refusal reason; Committee overruled citing reuse benefits.
Environment Policy 22
Protects amenity from odour/litter. Conditions require approved waste/delivery plans and ventilation to prevent nuisance.
Transport Policy 7
Parking standards. Condition mandates Parking Management Plan with 15 short-stay spaces to prevent overspill.
Time limit
The development hereby approved shall commence within four years from the date of this decision notice.
Approved plans
The development hereby approved shall be carried out in accordance with the approved layout detailed on Drawing No. P586/01, and Operational Vehicle and Parking Strategy for Shared Use of Athol Garage Site prepared by Matthew James Limited and dated 7 August 2025 and shall be retained as such thereafter.
Use class restriction
The approved coffee shop shall operate solely within Class 1.3 (food and drink for consumption on the premises) and Class 1.4 (hot food takeaway) and shall not be used for any other purpose within the Use Classes Order 2019 without prior written approval.
Operational hours
The coffee shop and takeaway shall operate only between 0700 and 1900 Monday to Saturday, and 0800 to 1600 on Sundays and Bank Holidays.
Parking management
The development shall be operated in accordance with the submitted Parking Management Plan, which identifies a minimum of 15 dedicated short-stay parking spaces for coffee shop and takeaway customers. The approved signage, wayfinding, and operational arrangements shall be implemented in full prior to first use and retained as such thereafter.
Delivery and waste management plan
Prior to first use, a Delivery and Waste Management Plan shall be submitted to and approved in writing by the Department. The plan shall include: i. Delivery hours and vehicle types; ii. Waste storage and collection arrangements; iii. Measures to prevent odour and litter nuisance. The development shall be carried out in accordance with the approved details.
Extraction/ventilation details
Prior to installation, details of any extraction or ventilation equipment shall be submitted to and approved in writing by the Department. The equipment shall be installed in accordance with the approved details and retained thereafter.
No external music/seating/lighting
No external amplified music, outdoor seating, or external lighting associated with the coffee shop or takeaway shall be installed or operated unless expressly authorised through a separate planning approval.
No objection
Supports this application
Business Isle of Man (Department for Enterprise) supports application 25/90336/C for a coffee shop and hot food takeaway within an existing car showroom on Balthane Industrial Estate.
Business Isle of Man (Department for Enterprise)
SupportBusiness Isle of Man supports this application.; The growing number of businesses on the estate highlights the unmet need for indoor facilities like those proposed.; The proposal represents substantial investment in the Island's economy which would also play an important part in supporting the development of a strong and diverse economy.
